My husband and I are planning to acquire a property in Shirley and are in fact using a Shirley conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Birmingham Midshires have this evening contacted us to advise us that they have now hit a problem as our Shirley conveyancer is not on their conveyancing panel. What do we do from here?
If you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Shirley lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Having sold my house in Shirley last March yet the purchaser is SMS messaging every few hours complaining that their lawyer is waiting to hear from mylawyer. What should have happened following completion?
Following your sale your conveyancer is obliged to deliver the transfer deeds and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor should also confirm that the mortgage has been redeemed to the buyers conveyancers. There are no post completion formalities peculiar conveyancing in Shirley.
I have been recommended a conveyancing solicitor in Shirley. I need to find out whether they are on the Norwich and Peterborough Building Society approved list of lawyers. Can you help?
You should call the solicitor and enquire whether they can act for the lender. Otherwise you can call Norwich and Peterborough Building Society who may be able to confirm.
Should commercial conveyancing searches disclose planned roadworks that could impact a commercial land in Shirley?
Its becoming the norm that commercial conveyancing solicitors in Shirley will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Shirley. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shirley.
For each commercial conveyancing transaction in Shirley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Shirley commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Shirley.
It has been 4 months following my purchase conveyancing in Shirley concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Shirley differ for newly converted properties?
Most buyers of new build or newly converted property in Shirley contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Shirley tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Shirley or who has acted in the same development.